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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Investment properties
117 Rock Hbr Rd, Orleans, MA 02653-2309
Individually Owned
3-yr Hold
Free & Clear
Property ID
US38-0830884
Property summary
AI-generated overview
This iconic, fully renovated 100-year-old Cape Cod restaurant is ready for immediate occupancy. The 1,576 sq. ft. property boasts a 35-seat dining room, a completely updated kitchen with new appliances and a walk-in cooler/freezer, all ADA compliant. Original antique floors and refurbished seating add to the charm. Convenient takeout windows offer stunning water views. A second-floor, one-bedroom, one-bathroom apartment features a deck with unobstructed views of Cape Cod Bay and Rock Harbor. Situated on a 0.38-acre lot (APN 8-3-0) in the Orleans Cultural District, this NNN lease property benefits from a prime location near Rock Harbor Beach and the largest sportfishing fleet on Cape Cod. Excellent signage and brand recognition ensure high visibility. Recent renovations at the Rock Harbor Marina (completed May 25) further enhance the property's appeal. This is a truly unique opportunity for a qualified tenant.
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1930
Construction
FRAME
Total area
1,477 SF
Lot
0.38 ac (16,553 SF)
Zoning code
MB
APN
ORLE M:008.0 B:0003 L:0000.0
UPID
US38-0830884
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Captain Cass Rock Harbor Seafood Restaurant
-
Rockin' Robin Cape Cod Fishing Charters Tour Operator Travel Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$635k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$515k
Blend (final)
Blend
$645k
Owner & transaction history
George M Morton · 3 yrs held
George M Morton
since 2022
Last sale
$660,000
5 recorded transactions
Zoning & alternative use
MB · Orleans, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Orleans submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orleans submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$620,000
ML approach
$635,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $660k (Oct 18 2022)
Last sale anchor
$660k
Oct 18 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$437 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$4,126
Tax year 2024
Assessed value
$643,700
Assessed 2024
Previous assessed
$643,700
+0.0% YoY
Effective rate
0.64%
On assessed value
Assessed land
$358,800
Assessed improvement
$284,900
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1930
Construction
FRAME
Heating
HOT WATER
Cooling
YES
Buildings
1
Stories
2
Units
2
Rooms
6
Bathrooms
1
Total area
1,477 SF
Lot
0.38 ac (16,553 SF)
Zoning code
MB
APN
ORLE M:008.0 B:0003 L:0000.0
UPID
US38-0830884
Jurisdiction
ORLEANS
Zoning & alternative use
MB · Orleans, MA
Zoning MB · permitted uses
MB · Orleans, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orleans. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1930
Construction
FRAME
Heating
HOT WATER
Cooling
Yes
Stories
2
Buildings
1
Units
2
Rooms
6
Bathrooms
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
George M Morton
Individual
Free & Clear · 3 yrs held
Mailing address
785 WASHINGTON ST, STOUGHTON, MA 02072-2939
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2024
—
Rock Harbor Village LLC
—
Deed
related
$200,000 · Micki Beth Stiller
Apr 10, 2024
—
Rock Harbor Village LLC
—
Deed
related
$385,000 · Cape & Islands Community Development INC
Oct 18, 2022
—
George M Morton
Orleans Town Of
Redemption Deed
related
—
Oct 7, 2022
$660,000
Rock Harbor Village LLC
Sue A Morton
Quit Claim Arm's Length For Ne States
—
Apr 16, 2004
$1
George M Morton
Morton,george M
Grant Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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